Blk 20 Jln Membina
Completed 2001 · 30 storeys · 156 flats · 76 years 04 months remaining · 34 resale transactions on record · median household income in Bukit Merah: $8,500/mo (lowest quartile island-wide)
30 storeys · completed 2001
What the record shows
A 5-room here sold for $1,320,000 in Jun 2026. The same flat type in this block averaged $908,000 in 2020 - a gain of $412,000 - about $188 a day while the owner slept.
In this block, 5-room flats from floor 20 up have sold for a median of $967,500 - $101,944 less than floors 10 and below, same flat type, same block.
This block crosses 60 years remaining in 2042 - the line where CPF usage rules begin tightening for buyers. In Bukit Merah over the last two years, flats below that line sold at a median 39% below their younger neighbours' PSF (907 sales).
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bukit Merah median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,300/mo | $3,300–$3,300 | $3,900/mo | - | 1 |
| 5-ROOM | $4,300/mo | $3,900–$4,600 | $4,200/mo | - | 7 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Merah · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 22 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 25 to 27 | 110 | $1,320,000 | $1,115 | 76y 04m |
| May 2026 | 5 ROOM | 04 to 06 | 110 | $1,100,000 | $929 | 76y 05m |
| May 2026 | 5 ROOM | 16 to 18 | 110 | $1,170,000 | $988 | 76y 05m |
| Jan 2026 | 4 ROOM | 10 to 12 | 90 | $990,000 | $1,022 | 76y 09m |
| Jul 2025 | 4 ROOM | 22 to 24 | 90 | $1,050,000 | $1,084 | 77y 02m |
| Mar 2025 | 4 ROOM | 04 to 06 | 90 | $935,000 | $965 | 77y 07m |
| Feb 2025 | 4 ROOM | 07 to 09 | 90 | $950,000 | $981 | 77y 08m |
| Jan 2025 | 5 ROOM | 13 to 15 | 110 | $1,180,000 | $997 | 77y 09m |
| Jun 2024 | 4 ROOM | 19 to 21 | 90 | $800,000 | $826 | 78y 04m |
| May 2024 | 4 ROOM | 28 to 30 | 90 | $1,000,000 | $1,032 | 78y 05m |
| May 2024 | 5 ROOM | 07 to 09 | 110 | $1,110,000 | $937 | 78y 05m |
| Feb 2024 | 4 ROOM | 13 to 15 | 90 | $955,000 | $986 | 78y 08m |
| Jul 2023 | 5 ROOM | 16 to 18 | 110 | $1,007,000 | $850 | 79y 03m |
| Jun 2023 | 5 ROOM | 10 to 12 | 110 | $1,038,888 | $877 | 79y 04m |
| Apr 2023 | 4 ROOM | 16 to 18 | 90 | $860,000 | $888 | 79y 06m |
| Oct 2022 | 5 ROOM | 16 to 18 | 110 | $1,000,000 | $845 | 80y |
| Mar 2022 | 5 ROOM | 28 to 30 | 110 | $985,000 | $832 | 80y 07m |
| Mar 2022 | 4 ROOM | 07 to 09 | 90 | $793,888 | $819 | 80y 07m |
| Feb 2022 | 4 ROOM | 10 to 12 | 90 | $808,000 | $834 | 80y 08m |
| Oct 2021 | 5 ROOM | 28 to 30 | 110 | $950,000 | $802 | 80y 11m |
| Oct 2021 | 5 ROOM | 25 to 27 | 110 | $950,000 | $802 | 81y |
| Aug 2021 | 5 ROOM | 01 to 03 | 110 | $720,000 | $608 | 81y 02m |
| Jun 2021 | 4 ROOM | 13 to 15 | 90 | $764,000 | $789 | 81y 04m |
| May 2021 | 5 ROOM | 25 to 27 | 110 | $938,000 | $792 | 81y 05m |
| Oct 2020 | 5 ROOM | 13 to 15 | 110 | $905,000 | $764 | 82y |
| Sept 2019 | 5 ROOM | 04 to 06 | 110 | $840,000 | $709 | 83y |
| Jul 2019 | 4 ROOM | 13 to 15 | 90 | $745,000 | $769 | 83y 03m |
| Mar 2019 | 5 ROOM | 10 to 12 | 110 | $870,000 | $735 | 83y 06m |
| Mar 2019 | 4 ROOM | 16 to 18 | 90 | $745,000 | $769 | 83y 06m |
| Sept 2018 | 4 ROOM | 16 to 18 | 90 | $725,000 | $748 | 84y 01m |
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
5-room median $50k above this block · 4 vs 4 sales
4-room median $52k below this block · 8 vs 4 sales
4-room median $18k above this block · 5 vs 4 sales
5-room median $14k above this block · 6 vs 4 sales
built 1973 · 30 fewer lease years than this block
4-room median $30k above this block · 11 vs 4 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.